A city councillor is challenging staff to map out exactly where fourplexes could pop up near transit routes, over fears public consultation could fall short on the major zoning change.
Council moved the new rule forward last year, which would permit buildings of up to four storeys (up to 48 feet tall) anywhere within 800 metres of frequent transit corridors, eliminating the need for public hearings and city committee approvals to complete such projects, once bylaw changes are approved.
Coun. Brian Mayes is calling on city staff to publicly release a map to display the exact areas where such structures will be allowed.
Coun. Brian Mayes is calling on city staff to publicly release a map to display the exact areas where fourplexes will be allowed in relation to transit routes.
“This is potentially going to affect a lot of people. I think we need to know what it’s going to look like before we have a public hearing,” said Mayes (St. Vital).
With the city planning to finalize the change early next year, Mayes said he worries residents lack information to properly weigh in.
“This will be a big, up to 70 per cent increase in the height being allowed on some residential streets. People should be aware of that,” he said.
The new rules will increase building height limits in some areas from 28 feet to 48 feet, said Mayes, with no option for residents to appeal that increase after a bylaw finalizes the changes.
He said a November 2023 update noted the map was a “work in progress,” based on each location’s distance from key bus stops.
The new fourplex rule is one of three major zoning changes city council voted to pursue, as part of a deal to claim federal housing dollars. The Government of Canada eventually committed to provide $122 million from its housing accelerator fund to Winnipeg.
“The future of the urban canopy and over-development along the river corridors and natural areas are a serious concern, based on what we have seen of the housing accelerator fund so far.”– Pam Lucenkiw, member of Outdoor Urban Recreational Spaces-Winnipeg
Other changes would permit construction of up to four housing units on a single lot, city-wide, and allow mid-rise housing at mall sites and commercial corridors, without requiring public hearings and city committee approvals. Public consultations on the mall and corridor changes recently wrapped up.
In an email, a member of Outdoor Urban Recreational Spaces-Winnipeg said the organization hopes the city will provide ample time to consult on the fourplex change.
“The future of the urban canopy and over-development along the river corridors and natural areas are a serious concern, based on what we have seen of the housing accelerator fund so far,” wrote Pam Lucenkiw.
Mayor Scott Gillingham’s office declined an interview request on his behalf. In an email, spokesman Colin Fast said the public will get a chance to weigh in on the changes.
“The department is working on a comprehensive zoning proposal that will come forward early in 2025. It will go through a public consultation, public hearing, and public vote over several weeks,” wrote Fast.
A detailed plan for fourplexes should be released in January and finalized after an open house, while a public hearing on a bylaw to implement the changes is expected in March 2025.
In an email, city spokesman David Driedger said the changes should help speed up development and increase the number of affordable housing units in Winnipeg.
Coun. Jeff Browaty believes changes are needed to “dramatically increase” the amount of infill housing in Winnipeg.
“These proposed zoning changes are crucial for accommodating the city’s growing population and promoting transit-oriented development. The proposed changes will include certain standards and conditions around landscaping, building form, lot size, and location to promote good design and a good fit with the existing context,” wrote Driedger.
Coun. Evan Duncan (Charleswood-Tuxedo-Westwood) said the housing changes are needed to ensure Winnipeggers can secure housing where they want it, such as 55-plus residents being able to downsize in their current communities.
“We need different types of housing for all of the needs in Winnipeg. Multi-family (homes) give opportunity (for that),” said Duncan.
Coun. Jeff Browaty stressed changes are needed to “dramatically increase” the amount of infill housing in Winnipeg.
“We do need to be far more aggressive than we have been in the past to get the housing we need because of our growing population,” said Browaty, council’s finance chairman.
However, the North Kildonan councillor said he would like the city to add some limits on where developers can locate fourplexes, as well as up to four housing units on a single lot, suggesting neighbourhoods that exclusively offer single-family homes might not be suited to them.
Mayes plans to host town hall meetings on the fourplex changes, with the first slated for 7 p.m., Nov. 14, at 176 Worthington Ave.
joyanne.pursaga@freepress.mb.ca
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Joyanne Pursaga
Reporter
Joyanne is city hall reporter for the Winnipeg Free Press. A reporter since 2004, she began covering politics exclusively in 2012, writing on city hall and the Manitoba Legislature for the Winnipeg Sun before joining the Free Press in early 2020. Read more about Joyanne.
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